Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
Introduction to MEES New regulations for non-domestic private rented sector come into effect from April 2018, implementing the UK Energy Act of 2011. The secondary regulations, The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015, known in the industry as the Minimum Energy Efficiency Standard (MEES), have now been confirmed and passed into law. The key points to note are: • Minimum Energy Efficiency Standard (MEES) make it
unlawful for properties with F or G Energy Performance Certificates (EPC) to be let, without implementing costeffective energy efficiency improvements1 or fulfilling an exemption criterion. • Minimum Energy Efficiency Standards (MEES) come into
effect on 1st April 2018 for new leases and lease renewals/extensions where there is an EPC already. • MEES comes into effect on 1st April 2023 for all existing
leases.
Quickview What’s in scope? • MEES applies to multi-let and FRI leases • MEES applies where a property is required to have an EPC under existing regulations and where an EPC already exists • MEES will apply to sub-lets • MEES will apply where there is a leases over 6 months and under 99 years in length When will exemptions apply? • There are a number of exemptions including where a tenant refuses consent for energy efficiency works and where the works would have a negative effect on rental or capital value • Exemptions should be evidenced, will expire after 5 years and will not transfer with a sale of the property to a new owner • Trading Standards will need to be notified on any exemptions to MEES, which will be lodged on a central register • Penalties for non-compliance begin at £5,000, rising to a maximum of £150,000
1
2018
2023
Minimum ‘E’ EPC for new leases and renewals/extensions
Minimum ‘E’ EPC for all leases
Cost-effective improvements must meet the simple payback rule of a 7year payback or Green Deal’s Golden Rule that the expected savings must be greater than the cost
Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
Epsilon can help you to manage EPC risk You should establish how best to manage your EPC risk now in order to effectively mitigate it with minimum capital cost. Epsilon is able to support you through each of the stages of the property life cycle examined below:
Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
Property lifecycle risks and solutions to MEES regulations Each stage of the property lifecycle is examined here, explaining the main risks and implication for owners and occupiers and why you need to act, what Epsilon will do to help and when best to implement our recommendations. Portfolio Risk Management Why: For large portfolios the regulations could lead to significant risk to value, extending void periods, retention of occupiers, rental values, liquidity and capital expenditure demands. What: To understand your risk exposure within the portfolio a sound risk management approach is needed. Epsilon will help you gather data, create an EPC risk register, undertake an assessment against any compliance failures, provide detailed risk analysis to highlight rental and capital value at risk and prepare a prioritised strategy to address the most significant risks in the portfolio. When: Now – prioritising action over a 3-year plan will help manage risk more effectively and potentially minimise costs. Acquisition Why: Understanding the likely impacts of a poorly rated EPC on capital value at acquisition requires robust due diligence and a strategy for mitigating any threat to investment performance. What: Epsilon will help you identify these risks right at the start of appraising an investment opportunity, enabling you leverage during negotiations any strategic advice provided at pre- acquisition stage. When: At the start of the instruction to leverage the most appropriate strategy during negotiations. New Lettings Why: The most tangible impact of the regulations is on new lettings. In some case extended void periods and capital expenditure will be required to undertake EPC uprating works in advance of leasing a building. What: Epsilon will help you appraise the most cost effective solution to uprating the EPC in your building, integrating the benefits into the leasing strategy and negotiation of lease terms. When: When you know a void is imminent.
Lease Advisory Why: Where an existing tenant is in situ, they may use the regulations to negotiate improvements which the Landlord may be obliged to arrange. Additionally, a Landlord may need to demonstrate an exemption to the regulations if tenants refuse consent to EPC upgrade works. What: Epsilon can offer advice on how to manage EPC risk during lease negotiations to minimise the cost of compliance for Landlords. When: During lease renewal or lease extension negotiations Refurbishment Why: One of the most cost effective ways to manage obsolescence risk is to ensure that it is managed out during a refurbishment or redevelopment project. What: Create refurbishment guidelines and establish a project brief and design specification which will mitigate obsolescence risk. When: When developing the project brief and the design specification. Property Management Why: In order to de-risk a portfolio over time, an integrated strategy should be delivered which improves the EPC rating of a building as part of existing property management practices. What: Develop minimum fit-out specifications, preventative maintenance programmes and reinstatement provisions which aim to protect or increase the EPC rating. Monitor tenants to ensure they do not have a negative effect on the EPC rating. When: Now. Selling Why: A poorly rated EPC can impact upon your ability to sell the building for full market value to a wide group of potential buyers. What: Epsilon will ensure that any exit risk is identified in advance of bringing the building to market so that it can be mitigated in the most cost effective way. When: In advance of marketing the building ensure a plan is in place to demonstrate that the risks are addressed to limit price negotiations and to achieve full market value.
Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
MEES Timetable and Criteria for Compliance We would encourage all clients to start acting now to assess portfolio risk, implement improvement plans and educate staff on how to manage investments in potentially non-compliant properties. Minimum Energy Performance Standards Timetable and Compliance Criteria Compliance Date
Tenancies
Compliance Extensions
Date by which all qualifying properties must have an E or better EPC rating
Tenures requiring compliance by this date
Landlords may be allowed a 6 month extension to comply in certain cases
1 April 2018
New tenancies granted to new tenants.
1 April 2023
Exemptions
Penalties
Landlords may rent F or G rated properties in certain cases
Penalties are on a per property basis.
A landlord is forced to offer All cost-effective measures a new lease involuntarily. have been installed; unable to obtain Green Deal A new landlord takes finance due to poor credit of Renewal or ownerships of a nonlandlord or tenant; third extension of compliant property. party consent withheld; existing tenancies. occupying tenant refuses consent where it is required; measures are expected to A new landlord buys a All tenancies cause devaluation of more non-compliant property within the nonthan 5% to the property; domestic PRS, including existing leases
Cumulative up to £5,000 for a single offense. Additional cumulative penalties up to £5,000 for non-compliance with initial penalty notice. Additional penalties awarded when tenant changes or 2020 regulatory backstop comes into effect
Why Epsilon? Our team provide independent advice to commercial and industrial customers on all energy matters. We are Chartered Energy Professionals who possess all the expertise necessary to ensure that energy efficiency and energy generation projects improve our clients’ bottom line profit and reduce carbon emissions. Whether you want to improve the energy efficiency of your existing buildings or to invest in a renewable technology such as solar, wind or biomass, Epsilon bring a practical understanding of energy efficiency and generation along with independent strategic thinking and a sound business case to demonstrate the opportunities that energy efficiency represents.
Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
What Our Clients Say‌ Epsilon chartered energy professionals were appointed as the lead assessors to undertake an ESOS assessment. It was a pleasure to work with Epsilon utilising their expertise and knowledge throughout the project. The company were always very professional and accommodating and the work was executed in accordance with the project timeline. Should we require to use an energy consultant in future we will certainly be considering Epsilon as a first option. Mr Adam Perkins Facilities Coordinator & Procurement. Interactive Data (Europe) ltd. ESOS Compliance was very well taken care of with an excellent survey and subsequent report thereafter and produced in a very timely and professional manner. The costs involved in a very competitive market at the time were very much acceptable to our business. The ESOS report showed very clearly the objective evidence required to meet that standard along with further recommendations for continuous improvement which was very much welcomed. Mr Tim Wood Director of Health & Safety. Comex 2000 (UK) ltd. Epsilon chartered energy professionals carried out an audit and analysis of our energy consumption and suggested various energy savings opportunities as outlined on the ESOS assessment and prepared a report which was presented to the UK Environment Agency well before the deadline. Throughout the whole process they have behaved in the most professional manner, always helpful and thoroughly knowledgeable of the requirements of the task in hand. We have been fortunate to have Epsilon helping us through the process of preparing for ESOS. Ms Jazmin Short International Coordinating Department Evergreen Marine (UK) Ltd, London.
Commercial Minimum Energy Efficiency Standard UK Legislation – New Regulations
March 2015
If you have any questions about the regulations and how you can prepare for compliance, please contact us on 0800 779 7414 or visit our website www.epsiloniom.com
Michael Glanfield MIET MCIBSE MSLL MEI Chartered Energy Manager Director Epsilon Energy Professionals Abbeyfields | Douglas | Isle of Man. Email: info@epsiloniom.com Free Phone: 0800-779-7414